5302 Eudora Dr · Addis, LA 70710

$167,000

3 bd · 1.0 ba · 1,051 sqft · SingleFamily · 1 Days on market

Built 1970 7,405 sqft lot $159/sqft · at area comps Est $167k · at est.

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1 bath home is situated on a corner lot, with a fully fenced backyard, and a nice 20' x 13' covered patio ready for entertaining family and friends. The home has been updated to include central heating and air conditioning, granite countertops in the kitchen and bathroom, and vinyl tile throughout. The kitchen includes a tile backsplash, dishwasher and refrigerator, a nice sized pantry and overlooks the living area so the cook is never left out! The bathroom includes a combination tub and shower; storage space and a nice vessel sink with updated fixtures. There is a covered carport allowing access to the home from the side door and out of the weather. The backyard has a huge workshop that has water and electricity. This is a perfect place to store the lawn equipment, boats, or larger outdoor toys. This precious home is located in the top-rated Brusly school district, very near Myhand Park where the community enjoys baseball and softball fields and other recreational activities for the whole family. Make your appointment today because this home checks off all the boxes and is perfect for a first-time home buyer or possibly an investor.

Key facts

• Covered patio
• Granite countertops
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED BACKYARD
• COVERED PATIO
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• NICE SIZED PANTRY

Property features AI

Exterior

• Parking: 2 total parking spaces; Covered carport for 2 vehicles; Off-street parking; RV access/parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Single-story
• Construction: Vinyl siding, brick, and frame construction; Shingle roof; Slab foundation; Built as a residential single-family home
• Exterior features: Covered patio; Fenced yard (chain link, full, wood); Corner lot (60' x 120'); Workshop

Interior

• Kitchen: Gas cooktop; Range; Oven; Dishwasher; Refrigerator
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Window screens; Smoke detector(s)
• Laundry & utility: Washer hookup inside; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (6.1% below list).
• Recommended offer: $157k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.6% in Addis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#161 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• West Baton Rouge Parish (suburban): math 27% / reading 40% proficiency, ranked #35 of 98 in LA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; solid renter incomes; 144 units permitted in West Baton Rouge Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($108k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• West Baton Rouge County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,850 (6.1% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $167,000
• List price: $167,000
• Delta: —
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5302 Eudora Dr	0.00mi	3/1.0	1,051 (0%)	1mo	$167,000	$159	99
5032 Eudora Dr	0.29mi	3/1.0	1,152 (+10%)	4mo	$182,500	$158	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-14,150
• Equity at exit: $24,900

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,168
• Equity at exit: $14,439

Cash invested: $46,760 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70710

• Active inventory: 53
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $203

Break-even live

Break-even rent $1,311

Max offer price $167,000

Occupancy floor 82%

Sensitivity live

Price	-10% $298	-5% $251	+0% $203	+5% $156	+10% $109
Rent	-10% $80	-5% $142	+0% $203	+5% $265	+10% $327
Rate	-1.0pp $288	-0.5pp $246	base $203	+0.5pp $160	+1.0pp $116

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-03
   status Pending 1168-char remark

   Show marketing remark (1168 chars)

   This 3-bedroom, 1 bath home is situated on a corner lot, with a fully fenced backyard, and a nice 20' x 13' covered patio ready for entertaining family and friends. The home has been updated to include central heating and air conditioning, granite countertops in the kitchen and bathroom, and vinyl tile throughout. The kitchen includes a tile backsplash, dishwasher and refrigerator, a nice sized pantry and overlooks the living area so the cook is never left out! The bathroom includes a combination tub and shower; storage space and a nice vessel sink with updated fixtures. There is a covered carport allowing access to the home from the side door and out of the weather. The backyard has a huge workshop that has water and electricity. This is a perfect place to store the lawn equipment, boats, or larger outdoor toys. This precious home is located in the top-rated Brusly school district, very near Myhand Park where the community enjoys baseball and softball fields and other recreational activities for the whole family. Make your appointment today because this home checks off all the boxes and is perfect for a first-time home buyer or possibly an investor.

2. 2026-05-03
   status Pending 1181-char remark

   Show marketing remark (1168 chars)

   This 3-bedroom, 1 bath home is situated on a corner lot, with a fully fenced backyard, and a nice 20' x 13' covered patio ready for entertaining family and friends. The home has been updated to include central heating and air conditioning, granite countertops in the kitchen and bathroom, and vinyl tile throughout. The kitchen includes a tile backsplash, dishwasher and refrigerator, a nice sized pantry and overlooks the living area so the cook is never left out! The bathroom includes a combination tub and shower; storage space and a nice vessel sink with updated fixtures. There is a covered carport allowing access to the home from the side door and out of the weather. The backyard has a huge workshop that has water and electricity. This is a perfect place to store the lawn equipment, boats, or larger outdoor toys. This precious home is located in the top-rated Brusly school district, very near Myhand Park where the community enjoys baseball and softball fields and other recreational activities for the whole family. Make your appointment today because this home checks off all the boxes and is perfect for a first-time home buyer or possibly an investor.

3. 2026-05-02
   listed $167,000 Active 1168-char remark

   Show marketing remark (1168 chars)

   This 3-bedroom, 1 bath home is situated on a corner lot, with a fully fenced backyard, and a nice 20' x 13' covered patio ready for entertaining family and friends. The home has been updated to include central heating and air conditioning, granite countertops in the kitchen and bathroom, and vinyl tile throughout. The kitchen includes a tile backsplash, dishwasher and refrigerator, a nice sized pantry and overlooks the living area so the cook is never left out! The bathroom includes a combination tub and shower; storage space and a nice vessel sink with updated fixtures. There is a covered carport allowing access to the home from the side door and out of the weather. The backyard has a huge workshop that has water and electricity. This is a perfect place to store the lawn equipment, boats, or larger outdoor toys. This precious home is located in the top-rated Brusly school district, very near Myhand Park where the community enjoys baseball and softball fields and other recreational activities for the whole family. Make your appointment today because this home checks off all the boxes and is perfect for a first-time home buyer or possibly an investor.

4. 2026-05-02
   listed $167,000 Active 1181-char remark

   Show marketing remark (1168 chars)

   This 3-bedroom, 1 bath home is situated on a corner lot, with a fully fenced backyard, and a nice 20' x 13' covered patio ready for entertaining family and friends. The home has been updated to include central heating and air conditioning, granite countertops in the kitchen and bathroom, and vinyl tile throughout. The kitchen includes a tile backsplash, dishwasher and refrigerator, a nice sized pantry and overlooks the living area so the cook is never left out! The bathroom includes a combination tub and shower; storage space and a nice vessel sink with updated fixtures. There is a covered carport allowing access to the home from the side door and out of the weather. The backyard has a huge workshop that has water and electricity. This is a perfect place to store the lawn equipment, boats, or larger outdoor toys. This precious home is located in the top-rated Brusly school district, very near Myhand Park where the community enjoys baseball and softball fields and other recreational activities for the whole family. Make your appointment today because this home checks off all the boxes and is perfect for a first-time home buyer or possibly an investor.

5. 2020-06-17
   soldstatus $133,000
6. 2019-09-26
   soldstatus Sold

   Show marketing remark (703 chars)

   Why RENT when you can own for less? This 3BR/1B home is perfect for first time home buyer or even as an investment property! It has brand new bamboo flooring throughout (NO Carpet anywhere), fresh paint top to bottom and new blinds. All the appliances remain; like new gas stove and SS refrigerator. Even the washer and dyer goes with the house. It's MOVE-IN ready! Its on a corner lot with a large 20' x 13' covered patio perfect for entertaining. There is also a 39' X 25' storage shed with roll up garage door- for a boat or "other toys" and a dog kennel on the side. Oh, by the way the storage shed has it's own electrical meter and water-so, this could possible be an additional renter!

7. 2019-08-29
   status Pending

   Show marketing remark (703 chars)

   Why RENT when you can own for less? This 3BR/1B home is perfect for first time home buyer or even as an investment property! It has brand new bamboo flooring throughout (NO Carpet anywhere), fresh paint top to bottom and new blinds. All the appliances remain; like new gas stove and SS refrigerator. Even the washer and dyer goes with the house. It's MOVE-IN ready! Its on a corner lot with a large 20' x 13' covered patio perfect for entertaining. There is also a 39' X 25' storage shed with roll up garage door- for a boat or "other toys" and a dog kennel on the side. Oh, by the way the storage shed has it's own electrical meter and water-so, this could possible be an additional renter!

8. 2019-08-22
   listed $120,865 Active

   Show marketing remark (703 chars)

   Why RENT when you can own for less? This 3BR/1B home is perfect for first time home buyer or even as an investment property! It has brand new bamboo flooring throughout (NO Carpet anywhere), fresh paint top to bottom and new blinds. All the appliances remain; like new gas stove and SS refrigerator. Even the washer and dyer goes with the house. It's MOVE-IN ready! Its on a corner lot with a large 20' x 13' covered patio perfect for entertaining. There is also a 39' X 25' storage shed with roll up garage door- for a boat or "other toys" and a dog kennel on the side. Oh, by the way the storage shed has it's own electrical meter and water-so, this could possible be an additional renter!

9. 2019-08-22
   listed $120,865

   Show marketing remark (703 chars)

   Why RENT when you can own for less? This 3BR/1B home is perfect for first time home buyer or even as an investment property! It has brand new bamboo flooring throughout (NO Carpet anywhere), fresh paint top to bottom and new blinds. All the appliances remain; like new gas stove and SS refrigerator. Even the washer and dyer goes with the house. It's MOVE-IN ready! Its on a corner lot with a large 20' x 13' covered patio perfect for entertaining. There is also a 39' X 25' storage shed with roll up garage door- for a boat or "other toys" and a dog kennel on the side. Oh, by the way the storage shed has it's own electrical meter and water-so, this could possible be an additional renter!

10. 2009-05-27
    soldstatus $88,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,083 · $90/mo
• Projected year-2 tax: $1,083 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,822
• − Mortgage interest: −$9,355
• − Property taxes: −$1,083
• − Insurance: −$835
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$4,858
• Taxable loss: −$321
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,519/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: West Baton Rouge Parish
• NCES district ID: 2201920
• Math proficiency: 27% ▼ -39.00%
• Reading proficiency: 40% ▼ -36.00%
• Median HH income: $52,141
• Composite: 29.26/100
• National rank: #6562
• State rank: #35 of 98 in LA

Livability — Addis

• Score: 64/100
• State rank: #161
• US rank: #13783

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Addis, LA
• County: West Baton Rouge Parish · 7,252 people
• City population: 7,252
• Metro: Baton Rouge, LA
• Population (ZIP): 7,252
• Household income: $108,041
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 160.0

Population outlook (West Baton Rouge County) Hauer SSP2

• Today (2025): 28,932 people
• By 2030: 30,562 · +5.6%
• By 2040: 33,604 · +16.1%
• By 2050: 36,324 · +25.5%
• By 2075: 42,619 · +47.3%
• By 2100: 45,321 · +56.6%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 48% White 47% Hispanic / Latino 3% Pacific Islander 3%
• Common ancestry: Lithuanian 11% Italian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · West Baton Rouge

• 2024 margin: R (+11.7) · D 43.4% · R 55.1% · Other 1.4%
• 2008→2024 swing: +1.9pp toward D · 2008: -13.6pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+10.5 2016: R+12.2 2012: R+9.6 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.18%
• Current HPI: 143.6314
• Rent YoY: —
• Metro: Baton Rouge, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+92.0% since first listed

13 events — show timeline

• 2026-06-02 Sold (Public Records) $169,000 Public Records
• 2026-06-02 Sold (MLS) — GBRMLS
• 2026-06-02 Sold (MLS) — AcadianaMLS
• 2026-05-03 Pending — AcadianaMLS
• 2026-05-03 Pending — GBRMLS
• 2026-05-02 Listed $167,000 GBRMLS
• 2026-05-02 Listed $167,000 AcadianaMLS
• 2020-06-17 Sold (Public Records) $133,000 Public Records
• 2019-09-26 Sold (MLS) — GBRMLS
• 2019-08-29 Pending — GBRMLS
• 2019-08-22 Listed $120,865 AcadianaMLS
• 2019-08-22 Listed $120,865 GBRMLS
• 2009-05-27 Sold (Public Records) $88,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,083 · +2.0% YoY. Source: county tax records.